cut and shoot: Forward progress - 08/04/12 11:31 AM
The title company had not moved forward since they found a "first right of refusal" on the deed.  It had been placed there by the original seller to the developer in the late 1950s
 
Our seller had done a lot of research too.  He had found that the deceased original selller had sold the "rights" to a closely held corporation.  Said corporation has now been out of business for about 15 years.
 
The title company was insisting upon releases signed by the origianal seller heirs.  To dream the impossible dream!
 
We could not find any.  We had also … (0 comments)

cut and shoot: Read that commitment - 07/22/12 12:01 PM
 
As we begin to plan our time and sppointments for the upcoming week,  we have to start with the potential of running errands for our research project .
 
This headache provider has been in title since the first week in May and should have closed in late June.
 
We have so far helped in the solution finding for curing more glitches in title than we have ever seen on one property in our combined 50 plus years in this business.
 
Next week we will see how many new things they come up with to prevent closing.
 
(5 comments)

cut and shoot: Learning as we go... - 07/19/12 01:19 PM
Today we chased information.  
 
The title company told us last night that the time we have spent trying to track down the remaining members of a corporation to whom the former owner of a property sold 60 years ago was of no use.
 
They had originally told us that we had to find someone who could sign a waiver for a first right of refusal placed upon a tract of land our client bought 60 years ago.
 
Now the rules have changed.  If we thought we were having fun before, we ain't seen nothing yet!
 
Today's … (8 comments)

cut and shoot: Delusional? - 07/19/12 01:29 AM
When you open title,  you are putting the closing of the transaction in the hands of a third party.
 
By the time the transaction reaches this point there are the lives of many being put in limbo.
 
Imagine having all those folks sitting on your desk asking questions and expecting answers
 
Imagine having a closer who is so busy she cannot keep up ,  much less call you back.
 
We have had almost three months of the above described situation.
 
Since the transaction is an estate and has had many unusual glitches part of the delay … (0 comments)

cut and shoot: Possible solutions.....?? - 07/11/12 12:17 PM
In our many years of Real Estate we have been accustomed to having the title company bring up any issues they had with a title commitment, directly via email when they discover them and telling us what we needed to do to solve them.
 
Two and a half months ago we opened title on what had already been a year long marketing process.
 
A week before the closing date the title company came up with an heir that had not been considered by the estate.  She was the ex-wife of a deceased brother who had died without a will. … (0 comments)

cut and shoot: What value is Title Insurance? - 07/08/12 01:36 PM
Title insurance has great value!  
 
It protects all the parties to a real estate transaction.
 
Friday we had a learning experience of massive proportions,
 
The closer who has been working through some off the wall details on an estate property called us .
 
This sweet lady is working short handed and having hair pulling issues with a bunch of warring relatives is not top of her list.  Wonder why?
 
In our fifty years if combined experience we have never run into anything like this latest glitch.
 
When this property was purchased in the late … (1 comments)

cut and shoot: Last minute surprise.... - 07/03/12 11:28 PM
When we listed a 41  acre estate last year, the tax roll reflected the owner of record was the one  who was signing the papers.  Not quite.
 
He had been acting as the executor and paying all the bills.
 
After almost a year of marketing the property a buyer emerged.  The owner had had a brother who was the original executor.  The brother had died suddenly without a will.  Oops!
 
At that point we were told about the other heirs and that they were not friendly with one another.  So much for family ties.
 
Seven weeks later … (2 comments)

cut and shoot: Prove It!! - 05/19/12 10:58 PM
It is one thing to do market research to place a property on the market, and another to prove the value when an offer finally comes in!
 
It took almost a full year to get an acceptable offer from a qualified potential client.
 
The real fun began right after we got the offer negotiated.  It was then that the seller who had indicated he was the executor for the estate of his mother, told us a previously undisclosed fact.  Thanks John!!  The take away here is to be certain early on as to who actually has executory power and … (29 comments)

cut and shoot: Hope Springs! - 04/29/12 06:16 AM



Last summer brought this area a drought unequalled in recorded history.
 
Lakes all over dried up.  Even Lake Conroe , which was dug in the early 1970s , as a back up water reservoir for the huge Houston metropois,was down 13 feet.
 
Trees died in massive numbers, and wild fires broke out in many areas Statewide.
 
There was an air of tension and gloom pervading everything.
 
Everything except this one 41 acre tract in rural Cut and Shoot.
 


This tract has a lake that is about two acres, which was dug … (0 comments)

cut and shoot: Rainy Days.... - 02/15/12 11:04 AM
Over the years I have come to regard rainy days as a sales tool.  When you grow up in swamp city USA (my affectionate name for Houston), so much of the year is fraught with precipitation that it becomes a consideration in every thing you do.
Most people choose not to live where flooding is a frequent occurrence.... at least when it rains (last summer was so dry that half the trees in town died.)   Around these parts, the  flood plains change from year to year depending upon the development going on.  Creeping concrete does not absorb water!
Today we got to … (1 comments)

cut and shoot: You never really know..... people you really know - 02/09/12 02:35 PM
It is interesting to see how little you know about people you have thought you knew when stressful situations arise.
 
Last Monday we were faced with a situation I would never have dreamed of.
 
While checking on a rural listing we walked up on a man who was in the act of stealing a well pump.
 
The property is posted and there are several No Trespassing signs in plain view.  It is also painfully obvious that there is no one living there right now.
 
Although the listing is about forty Miles from our office,  we have made  it a … (6 comments)

cut and shoot: Listing liability reality today.... - 02/06/12 03:01 PM
One of the most tranquil places we have ever had the priviledge to list is right outside beautiful downtown Cut and Shoot Texas.
The property has 41 acres, a large lake, a cottage by the lake, a building once used as a church and a 1970s vintage ranch style house.
We have always taken time to check on the property every few weeks because it is vacant.
There have been increasing signs of vandalism over the past few months.  All the copper has been stolen out of the lake cottage,  the air conditioners are missing and today we caught a man … (0 comments)

cut and shoot: Looking for some new ideas...... - 01/08/12 01:58 PM
We have now had a lovely listing for six months that needs some refreshing. It's well priced and Reviews of area pricing have not produced any insights as to why it continues to sit on the market.  We have had several favorable showings but no takers.  No,  that is not quite true.  The first showing produced an offer which was withdrawn less than 24 hours later.  No explanation for the withdrawal was given.
The property has the only small lake that we know of that has survived the summer drought with water still in it!  The lake has maintained water since … (2 comments)

cut and shoot: Plan for The Future! - 08/06/11 04:08 PM
Would you like to have a home base where you could grow your own food, raise a few head of livestock, have chickens, stock your own lake with fish, control your water supply and have a couple of guest houses in the event you needed to take in family or friends?
Such a place exists!  Right outside colorful Cut and Shoot Texas is a 41 acre tract where you can luxuriate in the quiet.  You can also enjoy the shade from ancient hardwoods and many native shrubs and other trees.  In many places these create a canopy of greenery  making a … (5 comments)

cut and shoot: Cut and Shoot! - 06/14/11 03:06 PM
Have you heard of Cut and Shoot Texas?  What colorful images that name brings to mind.  Not exactly accurate, but certainly colorful.  Basically a well kept secret unless you frequent the Conroe area, Cut and Shoot is a woodsy community about 4 miles from Conroe.

The legend behind the name is also different from what you might imagine.  There was an angry confrontation between the townsfolk about what was going on with the only church in town.  What is it about church politics?   Anyway, when arguing got to a heated state, one child was heard to say, I'm going … (4 comments)

 
Ralph Janisch ABR CRS Broker, Selling Northwest Houston to good people like you! (Janisch & Co.)

Ralph Janisch ABR CRS Broker

Selling Northwest Houston to good people like you!

Conroe, TX

More about me…

Janisch & Co.

Address: 305B CR 234, Durango, CO, 81301

Mobile: (970) 759-0027

Mobile: (970) 759-1007

Author Bio: Ralph and Jeanne are long time Real Estate BROKERS dedicated to helping good folks buy homes and land in Durango Colorado and the Surrounding area.




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